Location: Ogden, UT | Metro: Ogden, UT MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,210 |
| 1 Bedroom | $1,280 |
| 2 Bedrooms | $1,630 |
| 3 Bedrooms | $2,180 |
| 4 Bedrooms | $2,610 |
| 5 Bedrooms | $3,028 |
| 6 Bedrooms | $3,391 |
| 7 Bedrooms | $3,662 |
| 8 Bedrooms | $3,845 |
U.S. Census Bureau data (2024)
Clearfield (ZIP 84015) operates as a central hub within Davis County, characterized by its strong suburban feel and convenient access to the Wasatch Front. The area is defined by proximity to major transportation corridors, including I-15, and features a mix of mid-century housing and new developments. A key institution anchoring the local economy is Hill Air Force Base, which provides a steady stream of defense-related employment and supports a consistent population of service members and contractors seeking nearby housing.
From a quantitative standpoint, the gap between government subsidies and the private market is significant. The HUD FY2026 Fair Market Rent for a 2-bedroom unit is set at $1,660, whereas current market rents (Zillow ZORI) sit at $1,813, creating a shortfall of $153 per month. Investors should note the asset price entry point, with a median home value of $465,977 and a specific median 2BR sale price of $346,493. Properties are moving at a moderate pace, with a median of 49 days on market. Consequently, standard voucher tenants likely do not cash-flow at maximum efficiency compared to market-rate tenants unless acquisition costs are well below the median.
Despite the rent gap, the tenant pool remains robust due to solid demographics. The area boasts a median household income of $95,519, well above the national average, which suggests economic stability even among the 24.5% of residents who rent. Families are drawn to the neighborhood for its access to highly-rated Davis School District schools and the variety of parks along the Clearfield Trail system. This environment supports a tenant base that, while utilizing vouchers, often possesses secondary income sources or stable employment tied to the nearby base and logistics sectors.
The Section 8 verdict for 84015 leans toward stability and appreciation rather than immediate aggressive cash flow. The strongest investor angle here is the combination of a high-income resident base and the institutional backing of Hill Air Force Base, which mitigates vacancy risk. While the $153 negative spread against market rents requires careful underwriting, the area's long-term property value trajectory offers a reliable hedge, making this a viable market for investors prioritizing lower turnover over maximum monthly yield.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.